Your best bet for getting a great Cap and cash-flowing is finding a value-add property in a area that is in the process of gentrification and put in some sweat equity to grow the value and justify those higher rents so you can achieve the cash flow you're looking for.   

I'm currently putting together a package to give the appraiser on a home valuation.The Home was a foreclosure that was basicly ripped clean when the former owners left and we put a significant amount of money, work and sweat equity into it.  

You're gonna have to earn every dollar with your sweat and your smarts.

I think I can get all units rented with $10k and sweat equity.

I’m looking to buy a single family home I can move into and build some sweat equity then move out and rent, however nothing meets the 1% rule right now (rents for 1% of sales price) or even 0.8%that is remotely safe to move my family into.I’m starting to think we are in a bubble. 2014 -2017 price increases of 30-40%Thoughts?

Has done one short sale recently and is sweating it out.

As well, we'd like to manage more & sweat less for our equity.   

This means all the income flows back to the retirement account and grows on a tax deferred basis and you cannot do any sweat equity work on the property.

We started out with "sweat equity" and now focus on 80% brain equity and 20% sweat equity.Our brain equity is dealing with short sales, foreclosures and other more "gruelly" transactions. 

Having handy skills is an awesome way to use sweat equity to get into the business in the beginning.We are buy and hold investors who invest in class A properties self-managing from a distance while working full time.